466 Sparta Ave, Sparta NJ

The property comprises ±108.12 acres across two municipalities — ±75.57 acres in Andover Township (Block 103, Lots 2 and 3.02) and ±32.55 acres in Sparta Township (Block 7001, Lot 1). It contains remnants of the former Camp Clipawaga, including deteriorated camp-related structures, an existing unpaved access drive, former site infrastructure, and carved paths/trail areas throughout the wooded acreage. The site also features a lake/waterbody area, with historical evidence of former camp use near the water, including remnants of a dock visible in prior aerial imagery. Existing features such as the internal paths, old access drive, lake setting, and remaining camp-related structures help support the property's adaptive reuse potential for a low-impact retreat, glamping, outdoor recreation, or private nature club concept, subject to buyer due diligence and all required approvals. The property benefits from approximately 1,837 feet of combined frontage along Newton Sparta Road, providing visibility and access potential from a recognized county corridor. The rolling, wooded terrain ranges from roughly 720 to 800 feet above sea level. Kymer Brook, a Category 1 (C-1) stream, runs through the study area along Newton Sparta Road, and the site includes C-1 development buffers, wetlands, wooded land, and a nearby waterbody. The surrounding area is largely defined by forested land, low-density residential neighborhoods, and select nearby commercial/service uses, giving the site a secluded retreat feel while still maintaining a practical connection to nearby towns and regional demand drivers. The location is especially well-suited for a conservation-forward glamping, wellness, or outdoor recreation concept because it offers a true nature-based environment without feeling completely remote. Its setting near Sparta, Newton, and the broader Sussex County recreation market positions the property to attract weekend travelers, corporate retreat groups, wellness users, and outdoor hospitality operators looking for a distinctive Northern New Jersey destination. The property is the subject of a Non-Condemnation Area in Need of Redevelopment Study dated February 14, 2024.Rare ±108.12-acre former camp redevelopment opportunity along Newton Sparta Road, spanning Andover Township and Sparta Township in Sussex County, NJ. Formerly part of Camp Clipawaga, a Girl Scout camp established in 1968, the property offers a unique adaptive reuse opportunity for a low-impact glamping, eco-hospitality, wellness, outdoor recreation, or private nature retreat concept. The site consists of ±75.57 acres in Andover Township (Block 103, Lots 2 and 3.02) and ±32.55 acres in Sparta Township (Block 7001, Lot 1), with approximately 1,837 feet of combined frontage along Newton Sparta Road / Sussex County Route 616. Block 103, Lots 2 and 3.02 are located partially in the Community Business (CB) zone and partially in the Single Family Residential (R-2) zone; Block 7001, Lot 1 is located in the Rural Residential (RR) zone. The site features wooded rolling terrain, wetlands, Kymer Brook, C-1 stream buffers, and elevation ranging approximately 720–800 feet, supporting a conservation-forward redevelopment approach. Final use, layout, density, utilities, environmental approvals, zoning approvals, and development program are subject to buyer due diligence and all required municipal, county, state, and NJDEP approvals.